Flat H, 19 Watergate Street, London, SE8 3JG

UPRN:10070495889Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat H, 19 Watergate Street, London, SE8 3JG

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£373,000

£354k - £392kHigh

Estimate

£373k

Range

£354k – £392k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

6.08%

Verdict

Derived from HomePortfolio scores

Flat H earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (94/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 31Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£375,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £50/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£373,000

Rent Estimate (pcm)£1,900

Gross Yield6.08%

1y Growth-

3y Growth-2.0%

5y Growth-1.3%

10y Growth-0.5%

Last Sold Price£215,000 (2007-08-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE8 3JG

Approval Rate

-12mo

Development

low

DC/26/145980
Schedule 1 application for discharge of details submitted pursuant to Condition 5(a)-Window, Door and Chimney Details of planning permission DC/23/131763 dated 27th July 2023 at 30 Deptford High Street SE8.
Pending
26/3113/A
Replacement of existing hotel signage to reflect rebranding, including non-illuminated aluminium signage in existing locations and at existing scales, with retention of existing light bars.
Pending
26/3085/SD
Submission of details pursuant to Condition 29a (Secured by Design) of application 23/1414/F dated 11/07/2024.
Pending

View Planning Timeline

Ownership

Corporate Ownership39.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2007-08-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,505

Population Density-

Owner Occupied23%

Age Distribution

0-15 16%16-64 74%65+ 10%

View Area Profile

Schools Nearby

Grinling Gibbons Primary School
0.2 mi
Good
Rachel McMillan Nursery School and Children's Centre
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Clyde Nursery School.
0.3 mi
GoodConcerns
St Joseph's Catholic Primary School
0.3 mi
Good

0 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

19 Watergate Street
-
£375k
-
19 Watergate Street
-
£360k
-
19 Watergate Street
-
£350k
-
19 Watergate Street
-
£370k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN